| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Good |
| Demographics | 70th | Good |
| Amenities | 59th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2323 Santa Rita Rd, Pleasanton, CA, 94566, US |
| Region / Metro | Pleasanton |
| Year of Construction | 1974 |
| Units | 59 |
| Transaction Date | 2003-03-24 |
| Transaction Price | $4,015,500 |
| Buyer | RED BEAR INC |
| Seller | PARADISO MARY C |
2323 Santa Rita Rd, Pleasanton Multifamily Investment
Neighborhood occupancy trends in Pleasanton have remained high, supporting stable leasing, according to WDSuite’s CRE market data.
Located in Pleasanton’s Inner Suburb within the Oakland-Berkeley-Livermore, CA metro, the neighborhood rates B+ and is competitive among metro peers (128th of 469 neighborhoods). Occupancy at the neighborhood level is above the metro median, and national positioning sits in the top quintile, signaling resilient demand for well-run assets.
Livability drivers are balanced: dining and cafes score well nationally (restaurants and cafes land in the 90th percentile range), and parks access is strong, while in-neighborhood grocery and pharmacy options are limited, meaning residents often rely on nearby nodes for daily needs. For investors, this mix points to lifestyle appeal with some convenience trade-offs that can influence renewal strategy and amenity programming.
Ownership costs are elevated for the neighborhood compared with the nation, and home values sit near the top of national distributions. In practice, a high-cost ownership market tends to reinforce renter reliance on multifamily housing, supporting depth of the tenant base and pricing power for quality product. Rent-to-income levels at the neighborhood scale sit near the national midpoint, which supports retention while still allowing for disciplined revenue management.
Within a 3-mile radius, recent years show population growth alongside rising household counts, and forward-looking data indicate continued increase in households with smaller average household sizes. For multifamily, more households and smaller sizes generally expand the renter pool and can support occupancy stability, even if population growth moderates. Renter-occupied share at the neighborhood level is lower than many urban cores, but still meaningful for multifamily demand; investors should view this as steady, needs-based renter concentration rather than transient turnover risk.
Safety indicators for the area compare favorably at the national level, with the neighborhood landing above the U.S. median on multiple measures. Year over year, estimated violent and property offense rates have improved meaningfully, which supports long-term leasing stability narratives when paired with strong operations.
Within the Oakland-Berkeley-Livermore, CA metro, the neighborhood ranks 63rd of 469 on crime (a lower rank indicates more crime), signaling comparatively higher incident levels versus many metro peers. Investors should underwrite prudent security, lighting, and community engagement plans and monitor trends; nationally, however, percentile placement indicates the area remains safer than a majority of neighborhoods.
Proximity to major corporate employers anchors a diversified white-collar employment base that supports renter demand and commute convenience. Nearby employers include The Clorox Company, Ross Stores, Chevron, Sanmina Corporation, and Lam Research.
- The Clorox Company — consumer goods (1.9 miles)
- Ross Stores — retail headquarters & corporate services (2.1 miles) — HQ
- Chevron — energy corporate offices (7.0 miles) — HQ
- Sanmina Corporation — electronics manufacturing services (13.3 miles)
- Lam Research - CA9 — semiconductor equipment (13.7 miles)
This 59-unit Pleasanton asset benefits from a neighborhood profile that is competitive within the metro and supported by high national-percentile occupancy and strong income fundamentals. Elevated ownership costs in the area reinforce renter reliance on multifamily housing, while rent-to-income dynamics near the national midpoint favor retention and measured rent growth. According to CRE market data from WDSuite, the neighborhood maintains above-median occupancy versus metro peers, aligning with steady demand for professionally managed units.
Within 3 miles, households are expanding and average household size is projected to decline, which typically broadens the renter pool and supports lease-up and renewal stability. Amenity access (dining, cafes, parks) is strong, and proximity to major employers underpins weekday demand, though investors should account for limited in-neighborhood groceries/pharmacies and monitor safety positioning within the metro.
- Above-median neighborhood occupancy versus metro peers supports stable cash flow
- High-cost ownership market sustains renter reliance and pricing power
- 3-mile household growth and smaller sizes expand the renter pool
- Employer proximity (Clorox, Ross, Chevron) underpins weekday leasing demand
- Risks: limited groceries/pharmacies in-neighborhood and a metro crime rank that warrants proactive property-level security